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Escala Hotel Conservation Plan Its Impact on the Regeneration of the Nova Luz District

– Sao Paulo

Carlos Jaramillo

Heritage Management Architect

Patrimonio Vivo NGO

Abstract The conservation and management plan of the former Escala Hotel in

the city centre of Sao Paulo, has a relevant impact on the overall

development of the neighbouring land, and the regeneration

programme for the Nova Luz district. This paper is the synthesis of a

multidisciplinary approach to the rehabilitation of the Escala Hotel, its

financial feasibility and development potential, in the light of the

present urban legislation. It influences conservation plans for similar

buildings in the area and represents a basic model to be considered for

replication in other cases within the Nova Luz district.

Introduction The former Escala Hotel is located in the Catedral district of the city

centre of Sao Paulo on the corner of Triunfo and Gusmoes streets. The

neighbourhood was developed after the construction of the Luz (1901)

and Julio Prestes (1926) railway station. The Triunfo street is named

after the success of the war against Paraguay in 1870. Since mid 20th

century, this area of the city is referred to as the “quadrilateral of sin”:

comprising the land between the Duque de Caxias, São Joao, Maua

and Ipiranga streets, which historically has held prostitution other

unsolicitous activities and danger.

..... It is hard to believe that in the 70´s, a small block of Victoria

Street was one of the greatest centers of the film production of Brazil.

Together with drunken men, transvestites and prostitutes, you can still

find characters who helped write a chapter of magical history in

Brazilian film industry. Currently, apart from a kid smoking crack, it

is possible to find Ozualdo Candeias, Anibal Massaini, Claudio

Portioli Indio and Jose Lopes, chatting…. The vicinity around the Luz

and Julio Prestes railway station, became the transit place for people

and products, because of the strategic location, many distributors of

foreign films did settle in this area. By 1920 and 1930, well known

companies such as Paramount, Fox and Metro (MGM) settled there.

Decades later, the Triunfo Street has become a redoubt of cinema:

Figue 1: Escala Hotel

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utilities, factories, specialized equipment, technical maintenance,

services, and companies of the film industry. It was common to see

men pulling carts loaded with cans of films through the streets.

...... In the late 60s, the meeting point for students, actors and

directors in the film industry, was the Costa del Sol Restaurant, at the

7 de Abril street. However, to be closer to exhibitors and distributors,

they ended up moving to the Triunfo Street. The next fashionable

restaurant was the Sovereign - which still exists, with a different

name: the Triumpho´s.…The first producer to be settled in Rua

Triunfo was Osvaldo Massaini, in 1949, with Cinedistri Ltda.. That

company was responsible for an important part of the film production

of Sao Paulo, and the only Brazilian to have won the Palme dÓr at

Cannes Festival.....

LAURA LOPES and CARLOS JULIANO BARROS, published by Preserva Sao Paulo.

www.preservasp.org.br

There were two development stages of the Luz region, the first one

relates to the construction of the railway, from the late 19th

century to

the 1930´s, the second one corresponds to the cinema era in the

1970`s.

The former Escala Hotel has a strong connection to the Luz and Julio

Prestes railway stations, given the use of the building, the structural

features and year of construction. The analysis of the building should

be carried out in the context of the activities during the end of the 19th

and the beginning of the 20th

century, when this particular area was

the first stop for immigrants coming from the interior of Brazil, and

the construction of hotels, hostels and pensions were common. The

former Escala Hotel was built as part of the development process of

the neighbourhood. The decline of the railway system by mid 20th

century generated changes in the urban life. The activities surrounding

the Luz station changed from institutional uses to a generalized

commerce and trading activities.

The current Luz railway station (1895-1901) replaced the original

structure built in 1867. The actual building was part of a group of

stations built by the British Sao Paulo Railway Company to connect

the interior of the State (Jundai) to the port of Santos. Luz station had

the most significant impact on the development of the State, and to

some extent, to the development of Brazil, providing the necessary

transport for the exportation of coffee which supported most of the

economy for a number of years in the early 20th

century. The typology

and external features of the station are closely linked to the presence

of the British industry in many Latin American countries. Railway

stations are significant in the transformation of urban and rural

landscape, in technology and everyday life of towns during the first

half of the 20th

century.

http://www.preservasp.org.br/

Escala Hotel Conservation Plan

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The former Escala Hotel witnessed two stages, first, as part of the

development process of the area, and later during the cinema boom of

the Triunfo street in the late 1960´s.

Given the fact that the Nova Luz regeneration programme launched by

the Municipality of Sao Paulo in 2005, did not develop as expected,

by mid 2007, Patrimonio Vivo (NGO), carried out a technical and

legal assessment on the Nova Luz Programme. The results were poor

regarding the real efficacy of the project in the light of the

rehabilitation of heritage buildings and the participation of the private

sector in the regeneration process.

In 2009, (over three years after the Nova Luz Project was announced),

private investment in the revitalization of the mentioned urban area,

has been very limited and the official expectation over the

conservation of heritage buildings has not been met.

As heritage management architect, I was contacted by Patrimonio

Vivo to lead a group of professionals to develop the original

assessment made by Patrimonio Vivo, into an integral proposal to

implement the aims of the Nova Luz Programme. Taking into account

experiences in Latin America on: urban recovery, financial

framework, urban policy and feasibility, an architectural proposal has

been prepared together with feasibility studies to complete an

alternative intervention model to warrant the sustainability of the

historic building (former Escala Hotel).

Analysis

Heritage Status

The Nova Luz region is listed as a Regeneration Area by the

municipality of Sao Paulo. Built heritage in Sao Paulo is managed by

two different institutions:

CONPRESP (Municipal Council of Preservation of the Historic

Heritage).

CONDEPHAAT (Council of the Historic, Artistic, Archaeological

and Touristic Heritage of State of Sao Paulo).

The competences of these two bodies are not clear in the local

legislation. Given the fact that the area has been declared of cultural

significance by the CONDEPHAAT, as a buffer zone for the railway

stations (Luz and Julio Prestes and 84 buildings not including the

former Escala Hotel ). CONPRESP has classified a number of

buildings located within the mentioned area, as heritage items, the two

listings are different in criteria and legislation. There is conflict of

power between the two institutions.

When drafting this project proposal for municipal assessment, the

former Escala Hotel was one of the two buildings of block number 76

listed as a heritage item together with the attached house on Gusmoes

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street. While the former Escala Hotel is a remarkable eclectic

building, the legislation only obliges to preserve the facade and the

bulk of the building. The attached house has been dramatically

transformed and has kept no traces of its original typology or formal

features. The house is used as a warehouse.

Description of the Building

The former Escala Hotel was constructed as an iron structure, with

reinforced concrete and clay bricks in 1911. The building comprises

two levels, ground floor and attic, external and internal walls were

made in clay bricks with cement rendering. The documentation

research from municipal archives showed the foundation in reinforced

concrete. The remains of the roof, confirmed that its support structure

was made in timber, matching the specifications of the approval

drawings. See Appendix #1.

The decorative features of the facades mixes baroque and neoclassical

languages, to shape an outstanding example of the eclectic period in

Latin America common during the first half of the 20th

century.

Different activities given to the building are clearaly expressed not

only in the layout of the plans but also in the formal expression of the

facades. The ground level exhibits a number of commercial doors and

a “cushioning” (stucco stonework) design for the render, giving the

appearance of a solid base for the building. The upper floors have

windows and balconies to match the modular layout of the rooms.

The top floor embedded in the pitched roof is by far, more interesting

and ambitious in decoration, window features and carpentry, showing

an intention to an elaborated completion of the building.

The internal layout of the ground floor is dedicated to commercial

activities, the only relationship with the hotel activity is the two

separate access doors to the upper floors. The functioning of level one

and two has an elaborate staircase, one facing Gusmoes street for

public use. A different staircase facing Triunfo street was designed for

service purposes. The layout of the upper floors is developed around a

central patio, one internal hallway to access different rooms. The

layout of the top floor is not available nor in archives nor the

measured drawings.

Integrity and Condition of the Building

The present condition of the Escala Hotel is the outcome of original

materials and construction with subsequent changes, maintenance

procedures, additions and the effects of time, fire and weathering. The

current condition and legibility of the site as a whole is influenced by

the removal of structures from the building since the hotel ceased

operation in the 1980´s.

The condition of most of the remaining original fabric of the Escala

Hotel is good and remains serviceable. On-going use by illegal


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occupants and commerce is significant in terms of transformations,

damage and lack of maintenance and security. Finishes are generally

original, although there is significant weathering on the timber

structure and clay cladding on the roof. The timber structure requires

to be replaced. The roof and gutters are in poor condition and urgently

require replacement. The gable ends are in poor condition, offering

little resistance to the infiltration of rain or entry of birds. They require

immediate action to prevent further deterioration. A number of new

walls have been constructed, they are intrusive and should be

relocated. A detailed survey of their condition is beyond the scope of

this report. See Figure 2.

Ground Level: The refurbishment process carried out during a

number of years since the hotel activity was changed, led to the

occupation of spaces such as the central skylight, redistribution of

internal layout and subdivision of spaces. Due to the successive

changes of use in the building, the original distribution is lost, original

walls, and parts of the original layout such as the main staircase have

been blocked and the original service access is now the only way to

the upper floors. Despite the transformation of the layout we can say

that parts of the original design still remain.

First Floor: As in the ground floor, the skylight and the main

staircase has been cancelled. The illegal occupation of this floor, has

introduced new bathrooms and laundry spaces. The former dining

room has been subdivided into three different bedrooms. Interventions

are mostly related to the addition of wet areas with no safety standards

whatsoever. The condition of floors and carpentry is very poor.

Second Floor: The condition of this level is a consequence of the

collapse of the roof and rain water has been leaking from the top floor

into the second floor. Some areas have missing timber beams and

wooden floors. Similar to the first floor, the major transformation is

new wet areas, new electrical wiring and new partition walls.

Top Floor: The timber structure of the roof caught fire in the 1980´s.

Large extensions of the roof material is missing and other parts are

severely damaged. The overall structure of the roof still exists and can

be reconstructed. Carpentry of doors and windows were burned. Since

then, the rain has worked its way through to the second floor.

The overall condition of the fabric and spaces of the building is poor,

in particular after the fire on the top floor which left the roof with

integral damage to the timber structure.

Statement of Significance

Historical

The Escala Hotel is representative of eclectic architecture of the early

20th

century in Latin America, it was built with an imported steel

structure from the early 20th

century. This is one of the few existing

Facade detail showing missing parts of the rendering.

View of the cupola showing missing render on the brick walls.

View from the central patio, showing carpentry condition and structural reinforcement.

View from the cupola, showing missing structural elements and cladding.

Figure 2: Photos of the current condition.

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buildings near the Luz railway station that preserves those

technological features. It represents an important document to

understand the development of this urban area.

Economic Themes

The Escala Hotel is related to the institutional activities of the Luz

railway station that leads to the economic development (commercial

offices, banks, warehouses and hotels). Changes in the land

transportation system and the increase of vehicles, made important

changes on the functioning to the surrounding areas to the railway

stations.

Social Themes

The Escala Hotel is significantly connected to the construction of the

Luz and Julio Prestes railway station. The transformations of the

region following the downsizing of the railway structure, allowed the

increase of commercial activities, expelling housing and other small

business. As a result, the area suffered degradation of the urban space,

social and environmental changes. The construction of the Escala

Hotel is evidence of the transit of passengers, the character of the

place and its history.

Aesthetics Theme

The Escala Hotel is an example of robust and decorated architecture

influenced by the eclectic movement from the early 20th

century in

Latin America. The European influence was evident during this

period, caused by immigrants and professionals educated overseas.

The building is relevant for its features but also because the

singularity of its typology.

Landmark Value

The Escala Hotel has been abandoned for over a decade, its relevance

as a hotel does not have any impact, nevertheless, it remains

significant to the collective memory of the people as an urban

reference.

Street Character

The Escala Hotel is significant in scale and proportions, despite the

changes on Triunfo and Gusmoes streets. The Escala Hotel maintains

a dialogue with the Luz railway station, and other buildings in the

area. The use of cupolas on corner buildings are still present in some

of the older constructions in the neighbourhood, making it part of a

group of buildings with similar characteristics.

Heritage Assessment

State Heritage Assessment

CONDEPHAAT has state jurisdiction including the City of Sao Paulo.

The current legislation states that the buffer zone surrounding Luz and

Julio Prestes railway stations is a Conservation Area.


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Local Heritage Assessment

CONPRESP has included the former Escala Hotel as a conservation

building. The current legislation only mentions the preservation of the

facade and the volume of the building.

Proposal

Conservation Policy

The conservation policies to be considered for the former Escala Hotel

should form part of a comprehensive study to enhance the cultural

significance of the building. The implementation of short, mid and

long term policies, as well as the maintenance works should preserve

the cultural significance of the building. These policies are supported

by the following objectives:

Preserve the heritage values of the building for the present and

future generations.

Adaptative re-use of the building to a compatible function.

Typological restoration including the reconstruction of the cupola.

Reconstruction of the top floor, given its extreme deterioration.

Interpretation of the heritage values of the building.

Use

1. The building should be upgraded and restored for a compatible use

respecting the original layout.

2. New uses should be carefully assessed in the light of the impact on

heritage values of the building.

Adaptation

3. Adaptation to a new use is not only feasible but desirable, given the

current structural condition of the building, respecting a less

intervention principle on the historic fabric.

Roof

4. Complete reconstruction of the top floor and roof structure is

necessary to restore the significance of the building.

Doors and Windows

5. Doors and windows on the facades should be repaired and restored.

6. New windows and doors should be sympathetic to the existing

ones.

Interior

7. The internal layout of the building has been compromised by

additions and alterations, significance of the typology has been

greatly diminished. Conservation of the interior would not be

warranted.

Existing Additions

8. The existing additions on the ground floor have introduced new

electrical wiring and water supply causing damage and intrusion

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to the steel structure, walls and floors. Those additions are

encouraged to be demolished.

Future Additions

9. Integration of spaces is permitted. New additions should not

interrupt hallways and circulations as originally designed.

Sanitary Facilities

10. Sanitary facilities should be reviewed in the light of the building

code and the new user needs. Any increase of sanitary facilities

should consider the original location of the bathrooms.

Services

11. New or upgraded systems should not intrude on the heritage

fabric or character of the place.

12. Current additions on the ground floor should be removed.

13. Additional water tanks should be installed under the roof

cladding.

14. Additional lighting for the new use should be installed.

15. Rain water should be collected and safely discharged from the

building.

Interpretation

16. Stages of development of the site (including the housing

development), operational and heritage value should be

interpreted through interpretative signage and by making the

location of elements and missing parts.

An interpretation of this policy can be examined against my Project

Proposal in Appendix # 2.

Method

Strategy & Difficulties

Conservation Plan

The present Conservation Plan has gone through a preliminary

assessment at the APROV (Department for Building Approvals) and

CONDEPHAAT (Council for the Protection of Historic Heritage), the

assessment has taken over one year to produce an official report.

Master Plan

A master plan to accomplish the conservation of a heritage building in

the context of the Nova Luz regeneration programme requires an

alternative way to finance conservation works. That is the reason for

integrating the former Escala Hotel to the neighbouring land and

produce a pilot project to ensure the sustainability of the heritage

cultural expressions.

Approvals

The municipal assessment and approvals does impact in the feasibility

of projects with the complexity of the Escala Hotel + Quadra 76.

Taking into account that in average one year is the time frame for the


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municipal bodies to produce a technical assessment, it is considerably

unlikely to run feasibility studies on properties, construction, market

prices and banking interest.

All proposed works on the heritage item must be reviewed by the

municipality against the master plan and the expert´s

recommendations.

Design and Documentation

Design and documentation of the proposed works to the heritage

building requires the completion of technical studies including:

structural assessment, electrical, sewer, water supply, voice and

communications, heating, air conditioning and the necessary detailing

for construction.

Maintenance

This project includes a maintenance plan of the building to be

reviewed by the municipality together with the owner.

Conservation Priorities

Urgent works:

Reconstruction of roof and cladding

Top floor repairs (floor beams, timber floor, walls, carpentry,

finishing)

The conservation project for the Escala Hotel must be seen in the

context of an integration with the new building.

Feasibility Issues

Feasibility of historic buildings (former Escala Hotel), in the context

of the Nova Luz programme is significantly related to: the

circumstances given by the local legislation to attract investors, the

physical condition of the building, financial viability, and the

tendencies of real estate market. To achieve feasibility in the

preservation of the Escala Hotel it is necessary to see the context and

the governmental policies.

The Nova Luz programme provides a set of conditions oriented to the

redevelopment of the region, although the future of historic buildings

within the region remain uncertain, since there are no provisions to

warrant the intervention on the built heritage.

After a detailed assessment of the former Escala Hotel and its context,

the building has shown difficulties to achieve an adequate balance

between investment and return.

A feasible scenario for the rehabilitation of the former Escala Hotel

and other buildings in the region, is to link the conservation project to

a development plan including adjacent land. The objective of the

equation is to balance conservation vs. building potential and other

considerations that have a positive impact on the overall scheme of the

business.

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Sao Paulo in Context

The city center of Sao Paulo has limited comparisons with other

experiences such as Havana - Cuba and Quito – Ecuador, in Latin

America, which have proven to have achieved sustainability. Sao

Paulo however, does exhibit some of the same urban and social

circumstances that have been identified in Quito and Havana and in

addition to that, Sao Paulo shows institutional conditions that could

envisage the success of a revitalization process. Firstly, Sao Paulo

shows an apparent political will to recognize a sector of the city

centre, to be of historical value, cultural significance and economic

potential. Secondly, it has developed an urban legislation to favour the

revitalization of the Luz area. Thirdly, a tax legislation that widens the

possibilities for private investors to allocate taxes into urban

regeneration projects. And fourthly, the municipality has developed a

mechanism of expropriation that facilitates the resolution of

ownership and tenure issues of the land.

It is necessary to understand that feasibility of regenerative actions in

urban areas is closely linked to the land policy, land ownership, tenure

of buildings and real estate speculation. While a well structured

legislation is essential to ensure a balanced development, it is also

necessary to design integral urban interventions involving social and

financial actors to control speculation and gentrification of the region.

Results & Current Status of the Work

Nova Luz Programme – Social Housing – Built Heritage

Figure 3: Nova Luz Programme - location


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The Nova Luz Urban Regeneration Programme has decided to

identify a number of blocks for ZEIS (Special Zoning for Social

Housing) legislation to increase the development of social and low

income housing projects. The declaration of Public Interest has been

controversial and disputed by several sectors of the urban economy on

the following grounds: firstly, the real estate sector supports the idea

that low income people should not live in areas of better living

conditions (transport, cultural and health infrastructure, security, etc.),

secondly, that social housing generates slums and degradation to the

region, thirdly, that social housing is feasible when the amount of

units is substantial in considerable areas. Fourth, the availability of

large “lots” of land is limited by the presence of heritage buildings,

the integration of social housing and conservation does not improve

the commercial conditions of the venues.

Given the circumstances imposed by the ZEIS legislation, its

application in a region like Nova Luz (a historic area) requires a

creative approach for feasibility studies to be undertaken which will

combine built heritage with social and low income housing and

provide realistic projects which will be attractive enough for private

investments.

Development activities in the Nova Luz region that includes ZEIS

legislation are determined by the official evaluation of land costs,

carried out by CAJUFA (commission of experts of the judicial

system), which assessed the real price per square meter of each and

every “lot” subject to re-development, facilitating the financial

studies.

The impact on the current residential buildings will be minimal given

the fact that buildings above 3 stories (mostly housing) located within

the ZEIS area are not feasible for demolition, maintaining the

traditional inhabitants of the region. Another reason why housing

projects have limited impact to the urban space is that social and low

income housing are not mandatory to provide parking spaces.

Escala Hotel + Quadra 76

Given the above circumstances regarding the feasibility of

conservation proposals for heritage buildings, their possibilities and

limitations, Patrimonio Vivo NGO decided to carry out a pilot project

to test the potential of heritage buildings to be integrated to

development plans in the Nova Luz region.

Taking into account that block # 76 (Quadra 76 which includes the

Escala Hotel building of the Nova Luz region), shows physical

degradation, illegal occupation, vacant land and a heritage building,

Patrimonio Vivo decided to carry out a study to test the feasibility of

the current urban legislation for re-development of the block, see

Appendix # 3. The assessment of the ZEIS area within the Nova Luz

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Project showed that the average size for land subject to development,

is between 2,500 and 2,700 M2, so the choice for this pilot project is

to include the adjacent “lots”, to complete 2,700 m2.

Quadra 76 in Sao Paulo city centre exhibits social and physical

degradation present in the overall context of Nova Luz. The current

use of the land includes: one illegal parking lot, retail commercial

buildings (IT, computer parts), housing and office buildings from

1960´s and 1970´s.

The definition of Quadra 76 is: A real estate development that

combines social and low income housing, commercial space and

incorporates the conservation of one heritage listed building.

The equation used for this feasibility study considers the mandatory

area rates for social and low income housing (40% - 40%),

commercial space (20%). According to the legislation by mid 2008,

the conservation of listed building have the possibility to transfer

building potential to a new development in the region increasing the

construction area.

Development

Quadra 76 was designed based on the following principles: 1.

Integration of the heritage building to the housing development. 2.

Restitution of the public use of the former Escala Hotel. 3. Restitution

of some of the activities related to the Triunfo street using part of the

building as a cinema. 4. The new building to be sympathetic with the

heritage item. See figure 4.

In addition to that, characteristics such as the height of the old

building´s floors is determinant to design duplex units in the new

building, to match external features such as windows and balconies.

The legislation for social and low income housing states that social

housing can´t be larger that 50,00 M2 and low income housing

between 50,00 and 70,00 M2. The areas, shaped a contemporary

building integrated to the historic building. Apendix #6.

Replication of the Model

The experience of integrating a heritage building into a development

proposal (Quadra 76) has been tested in other cases, the ZEIS area and

also other blocks within the Nova Luz Programme. The results of

these assessments proved to be subject to replication in the majority of

the lots with development potential with an average area of 2.500,00

M2 that have a neighbouring heritage building. See Appendix # 4 and

6.

Triunfo street

Gusmoes street

Figure 4:Adjacent land to the Former Escala Hotel.


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Conclusion The opportunity to develop a Conservation Plan for a heritage

building in the perspective of a regeneration programme (Nova Luz)

for a context as sensitive as the centre of Sao Paulo - Brazil, has

shown the restricted possibilities preservation has, in securing the

future of a building undergoing a major degradation process. I faced

not only the challenge of the building itself but also the limitations of

the conservation sector in participating in management and policy

making for urban regeneration. For the past 20 years the Cultural

Heritage industry has developed integrated perspectives to overcome

difficulties like the one presented in this paper. It has also recognized

the multidisciplinary approach needed for assessing interventions of

urban revitalization, where the implications of preserving tangible and

intangible expressions of cultural heritage are determined by a number

of factors: governmental management policies, real estate market,

social degradation, land and ownership policies, urban mobility and

human sustainable development.

It is narrow minded to pretend that conservation of a building is

limited to the context of its own condition, therefore it is fundamental

to incorporate urban, social, economic and other aspects tuned to the

global agenda of sustainability.

Traditionally Cultural Heritage has been an official responsibility of

the state which has proven to be insufficient for the significance of the

agenda that involves culture, urban development and social

integration, amongs others. New forms of co-governance where civil

society plays a role in supporting understanding between stakeholders

seems to be a safe way to equity, and this is what the Escala Hotel

Conservation Management Plan has influenced a holistic and

multidisciplinary approach.

Carlos Jaramillo

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References Atayde, Colvis Jorge de

1988 Luz – Noticias e Reflexões. Departamento de Patrimonio

Histórico. São Paulo SP. Brazil.

Municipality of São Paulo

1992 Código de Obras e Edificações. Lei 11.228 de 25 de Junho de

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1997 Operação Urbana Centro. Lei 12.349 de 6 de Junho de 1997.

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Menna Barreto, Helena

1999 Vacant Land: Redifining the problem in Greater São Paulo.

Lincoln Institute of Land Policy – working paper WP99HB1.

Boston MA. USA.


2000 Plano Diretor Estratégico do Município de São Paulo.

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Campos Elias, Maria Beatriz.

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Toledo, Benedito Lima de

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Carrion, Fernando

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Sousa, Alex Oliveira de; Y Diab, D Moran and K Lafrechinne

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Brazil. Working paper. CECI. Olinda, Pernambuco. Brazil.

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2005 Programa de Incentivos Seletivos. Lei 14.096 de 8 de Dezembro

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Carlos Jaramillo

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Appendix # 1

Original Plans

Ground Level plan, showing location of shops, entrances, staircases and structural layout.

First Level plan, showing layout of the former hotel, notice the central corridor, patios and staircases to serve employees and public.


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Second Level plan, showing original layout.

Northern Elevation.

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Appendix # 2

Project Proposal Plans

Ground Level plan, showing new proposed activities (bar, café, shops and cinema), original walls (dark gray),restoration of original staircases and central patio.

First and Second Level plan, showing adaptative reuse of the original layout, preserving corridors, staircases, wet areas and patios. New use for offices requires the integration of some spaces.


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Top Floor plan, showing adaptative reuse of the original layout, preserving corridors, staircases, wet areas and patios. New use for offices requires the integration of some spaces.

Carlos Jaramillo

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Appendix # 3

Escala Hotel + Quadra 76

Location former Escala Hotel and neighbouring land to compose project Quadra 76.

Appendix # 4

Interpretation of the Model in the Nova Luz District

QUADRA 76

INTERPRETATION OF THE

DEVELOPMENT POTENTIAL

WITHIN THE ZEIS AREA

LOW INCOME HOUSING CDHU

State Housing Company

EXISTING BUILDINGS

DEVELOPMENT POTENTIAL

OUTSIDE ZEIS AREA

ZEIS Area Nova Luz Regeneration Programme


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Appendix # 5

Feasibility Study

Sale prices

HIS (social

Housing)

US$505,38/m2 US$3.206.636,61

HMP (Low

Income

Housing) US$833,33/m2

US$6.790.956,16

Commercial US$1.250,00/m2

US$3.848.825,00

Total sale US$13.846.417,77

Costs

Land 792.822,91

Management 83.333,33

Architecture 83.333,33

Documentation 125.000,00

Construction 291,66/m2 7.455.455,00

Restoration 250,00/m2 397.500,00

Taxes (7%) 969.249,24

Marketing (3%) 415.392,53

Total cost US$10.322.086,34

Profits US$3.524.331,43

Carlos Jaramillo

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Appendix # 6

Quadra 76

escala hotel conservation plan - lth · escala hotel conservation plan ... carlos jaramillo...

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